District 22 private sales in Q2 2026: median S$1,588 psf from 144 sales

Private homes in District 22, covering Jurong, Boon Lay and Lakeside, recorded 144 transactions in the second quarter of 2026 at a median of S$1,588 psf. That median sits 5.0% below the S$1,672 psf recorded in the first quarter of 2026, when 126 sales were logged, and 3.3% above the S$1,536 psf median of the same quarter a year earlier. The count is the highest for the district since the first quarter of 2025.

The quarterly series in the chart and table below runs from the third quarter of 2024, when 220 sales were recorded at the highest median in the window. Volume then fell to 137, 150 and 139 over the following three quarters, and to a low of 118 in the third quarter of 2025, before rising through 123 and 126 to the current 144. The median has moved up and down within that period rather than in one direction.

All medians here are taken from the recorded price per square foot of each private transaction, unadjusted for floor level, unit size, tenure or lease remaining, and after hygiene exclusions. They are indicative summaries of what was transacted and are not valuations of any individual home. In a district where quarterly counts sit in the low hundreds, the median moves with the mix of projects and unit types that happened to transact.

Projects by median price per area in Q2 2026

The table below lists the eight District 22 projects with at least three recorded sales in the quarter, ordered from the highest median price per square foot down. Sora sits at the top with 16 sales, the largest count of any project in the list, followed by The Lakegarden Residences with 8 and J Gateway with 10. Lake Grande contributed 14 sales and Lakeville 7, placing fourth and fifth by median.

The lower half of the ranking is made up of older completions: The Lakefront Residences with 4 sales, The Centris with 7 and Caspian with 4. Projects with one or two recorded sales in the quarter are excluded from this table, so the rows shown account for part, not all, of the 144 transactions behind the district median. A project's position here depends on which units within it sold, since floor, stack and size all sit inside a single project median.

What moved most against the previous quarter

Only three projects cleared at least eight sales in both the first and second quarters of 2026, and those are set out in the table below with their medians for each quarter. The Lakegarden Residences recorded the largest move at -3.3%, on 8 sales. Sora, with 16 sales, was close to flat at -1.1%, and Lake Grande, with 14 sales, was the only one of the three to register an increase, at +1.1%.

None of those three project-level moves is as large as the 5.0% fall in the district median over the same pair of quarters. The district figure is drawn from every qualifying transaction, including projects that did not reach eight sales in one or both quarters, so it carries the effect of a changing composition of sales as well as changes in price within individual projects.

Taken together, the figures show a District 22 quarter with more recorded private transactions than the previous one, 144 against 126, and a median price per square foot that fell 5.0% quarter on quarter while remaining 3.3% above the level of a year earlier. The project table places Sora at the top of the range and Caspian at the bottom, with the three projects large enough for a quarter-on-quarter comparison all moving within roughly a percentage point or three of their previous medians.

Medians are of the recorded price per square foot of each sale, unadjusted, after hygiene exclusions. A quarter with few sales moves with the mix of what sold, not only with prices.